I am hoping to receive a offer of a home loan from Lloyds. I hope to retain the legal services of a Licensed Conveyancer in West Croydon. Does the Lloyds Conveyancing panel include conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My husband and I intend to remortgage our maisonette in West Croydon with Santander. We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is repossessed. I have a couple of questions (1) Is this form unique to the Santander conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) Does our son by signing this compromise his rights to inherit the property?
First, rest assured that your Santander conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Santander. This is solely used to protect Santander if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Santander had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
My friend suggested that if I am purchasing in West Croydon I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your West Croydon conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about West Croydon around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding West Croydon.
Just had an offer accepted on a new build flat in West Croydon. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in West Croydon
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I opted to have a survey carried out on a house in West Croydon in advance of appointing conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some lenders will refuse to grant a loan on a flying freehold premises.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in West Croydon. Conveyancing will be smoother if you use a solicitor in West Croydon especially if they are acquainted with such properties in West Croydon.
Due to complete next month on a leasehold property in West Croydon. Conveyancing lawyers assured me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in West Croydon should include some of the following:
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Specifying your legal entitlements in respect of common areas in the building.For example, does the lease include a right of way over a path or staircase? Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Does the lease prevent you from letting out the property, or having a home office for business You should be advised what is to be regarded as a Nuisance in the lease What options are available to the landlord where you breach a clause of your lease?
I am the registered owner of a ground-floor 1950’s flat in West Croydon. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?
Absolutely. We are happy to put you in touch with a West Croydon conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a West Croydon property is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case related to 4 flats. The remaining number of years on the lease was 98 years.